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PLANNING
DEPARTMENT
CITY AND COUNTY OF
SAN FRANCISCO
Notice
of Hearing on Application
For Zoning Variance
CITY HALL -
Room 408
1 Dr. Carlton B. Goodlett Place
Wednesday,
March 23, 2011
Session Begins at 9:30 A.M.
Public
Hearing
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Scott F.
Sanchez, Zoning Administrator
Eva Atijera-Taylor, Recording Secretary
Notice is hereby given to the general public and to owners
of the subject property and other property within 300 feet
that an application for variance under the Planning Code as
described below has been filed with the Zoning
Administrator.
Any remaining questions concerning this application review
process may be answered by the Planning Information Center
at (415) 558-6377.
Variance Calendars
are available on the Internet at http://www.sfplanning.org.
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For more information on your
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ZONING ADMINISTRATOR
NOTICE OF HEARING ON
APPLICATION FOR ZONING VARIANCE
Notice is hereby
given to the general public and to owners of the subject property and other
property within 300 feet that an application for variance under the Planning
Code as
described below
has been filed with the Zoning Administrator and will be considered at a PUBLIC
HEARING to be held on the date, time, and place listed on the first page of this
Calendar:
A. CONSENT CALENDAR
All
items listed hereunder constitute a Consent Calendar and are considered to be
routine by the Zoning Administrator. There will be no separate discussion of
these items unless a member of the public so requests, in which case the matter
shall be removed from the Consent Calendar and considered as a separate item at
this time or at a future hearing.
(GLENN CABREROS)
1. 2011.0003V: 2444-2448 WASHINGTON STREET,
Lot 015 in Assessor's Block 0605 in an RH-2 (Residential House, Two-Family)
Zoning District and 40-X Height and Bulk District.
REAR YARD AND NON-COMPLYING STRUCTURE VARIANCES SOUGHT:
The subject property features a one-story studio unit at the rear of the
existing two-story-over-garage, two-unit building. The proposal is to increase
the floor area of the studio unit by 65 square feet and the height by two feet
from approximately 11 feet to 13 feet.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to
maintain a 45-percent rear yard depth of approximately 58 feet. The existing
building is constructed to the rear lot line and occupies at least half the
width of the lot. The proposed expansion is located entirely within the rear
yard; therefore rear yard variance is requested.
PER SECTION 188 OF THE PLANNING CODE the rear portion of the existing
structure is a non-complying structure that may be altered provided no new
discrepancy would be created. The project proposes to expand a non-complying
structure; therefore a non-complying structure variance is requested.
ARCHITECTURAL PLANS:
The site plan
and elevations of the proposed project are available on the Planning
Department’s website at:
http://sf-planning.org/ftp/files/notice/2011.0003V.pdf.
B. REGULAR CALENDAR
(MICHAEL SMITH)
2. 2010.0829V 132 HAMERTON AVENUE,
Lot 003 in Assessor's Block 6760 in a RH-1 (Residential, House, One-Family)
Zoning District and a 40-X Height and Bulk District.
FRONT SETBACK
VARIANCE SOUGHT:
The proposal is for new construction of a two-story detached structure at the
front of the lot. The structure would extend to the front property line, be set
back seven-feet from the south side property line, and measure 29-feet in depth.
The ground floor of the structure would contain a one-car garage and the second
floor would contain 328 square-feet of habitable area, including a half bath
that is accessory to the dwelling unit.
PER SECTION 132 OF
THE PLANNING CODE
the subject property is
required to maintain a front setback of approximately 11’-8”. The proposed
structure would extend to the front property line, encroaching approximately
11’-8” feet into the required front setback; therefore, the project requires a
variance from the front setback requirement of the Planning Code.
ARCHITECTURAL PLANS:
The site plan and elevations of the proposed project are available
on the Planning Department’s website at:
http://sf-planning.org/ftp/files/notice/2010.0829V.pdf.
(ADRIAN PUTRA)
3. 2010.0587V: 185 CHILTON AVENUE,
Lot 015 in Assessor's Block 6758 in a RH-1 (Residential, House, One-Family)
Zoning District and a 40-X Height and Bulk District.
REAR YARD, EXPOSURE AND NON-COMPLYING
STRUCTURE VARIANCES SOUGHT:
The subject property contains a one-story, single-family dwelling that is
setback approximately 46.5 feet from the front property line, and a detached
garage structure located at the front of the lot. Additionally, the dwelling
exists on a grade that is approximately 8 feet lower than street level. The
project is to construct a one-story horizontal extension at the front of the
dwelling. The project also proposes to demolish and rebuild the detached garage
structure at the front of the lot.
PER SECTION 134
OF THE PLANNING CODE
the subject property is required to maintain a rear yard of approximately 25
feet. The existing single-family dwelling encroaches approximately 19 feet into
the required rear yard. Currently, the property provides a court yard of
approximately 25 feet in lot depth which satisfies the intent of the rear yard
requirement.
The project proposes to construct a one-story horizontal extension within this
court yard, and therefore requires a rear yard variance; therefore, the project
requires a variance from the rear yard requirement.
PER SECTION 140
OF THE PLANNING CODE
the subject property is required to have at least one required window of at
least one room of at least 120-square-foot that faces directly on an open area
that is either a public street at least 25 feet in width or rear yard meeting
the requirements of this Code. The proposal builds within a court yard area that
currently provides exposure to the existing dwelling unit. Therefore,
constructing a horizontal extension within the court yard requires an exposure
variance.
PER SECTION 188
OF THE PLANNING CODE
a non-complying structure can be altered, providing that there is no new or
increased discrepancy at any level between existing conditions on the lot and
the required standards of the Planning Code.
The subject dwelling constitutes a non-complying structure that encroaches
approximately 19 feet into the required rear yard, where approximately 25 feet
is required. The subject non-complying dwelling is expanding into a court yard
which met the intent of the rear yard requirement; therefore the proposal
requires a non-complying structure variance.
ARCHITECTURAL PLANS:
The site plan and elevations of the proposed project are available
on the Planning Department’s website at:
http://sf-planning.org/ftp/files/notice/2010.0587V.pdf
4. 2010.0787V: 1875 MISSION STREET,
Lot 032 in Assessors Block 3548 in the Mission Street NCT (Neighborhood
Commercial Transit) Zoning District and a 40-x/65-X Height and Bulk District.
REAR YARD AND DWELLING UNIT EXPOSURE VARIANCES SOUGHT: The project
proposes an interior renovation of an existing four story building, adding 38
dwelling unit within the existing building envelope. The proposal does not
provide a code complying rear yard at the lowest level of building containing a
dwelling unit and does not provide code complying dwelling unit exposure to nine
interior units. Given these circumstances, the project is seeking a variance
from the rear yard and dwelling unit exposure.
ARCHITECTURAL PLANS:
The site plan and elevations of the proposed project are available
on the Planning Department’s website at:
http://sf-planning.org/ftp/files/notice/2010.0787V.pdf
(SHARON LAI)
5. 2008.1342V: 197 LAIDLEY STREET,
Lot 012 in Assessor's Block 6664 in a RH-1 (Residential, House, One-Family)
Zoning District and a 40-X Height and Bulk District.
REAR YARD AND FRONT SETBACK VARIANCES
SOUGHT:
The proposal is to create
a three-story, single-family house on the subject corner lot by raising the
overall height of the existing two and a half-story building by approximately 4
feet, 6 inches. Although the building height is increasing, the proposal will
also decrease the depth of the third-story from 32 feet deep to 28 feet deep.
PER SECTION 132
OF THE PLANNING CODE
the subject property is required to maintain a front setback (along Laidley
Street) of 15 feet, where 0 feet is currently provided. The proposed 4 feet, 6
inch height increase will be located partially in the required front setback;
therefore the project requires a variance from the front setback requirement of
the Planning Code.
PER SECTION 188
OF THE PLANNING CODE
the existing single family home is required to maintain a front setback of 15
feet, where 0 feet is provided. The proposal increases the height to the portion
of the building which does not comply with the front setback requirements;
therefore variance is required.
ARCHITECTURAL PLANS:
The site plan and elevations of the proposed project are available
on the Planning Department’s website at:
http://sf-planning.org/ftp/files/notice/2008.1342V.pdf.
(MICHAEL SMITH)
6.
2011.080V: 197-199 CHATTANOOGA STREET,
Lot 018 in Assessor's Block 3630 in a RH-2 (Residential, House, Two-Family)
Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT: The proposal is to replace the existing wood
egress stairs at the rear of the building with spiral stairs and enlarge the
existing decks. The new spiral stairs would extend to the roof for access to a
new roof deck at the northeast corner of the building. The roof deck railing
would extend approximately 20-inches above the existing roof parapet.
PER SECTION 134 OF THE PLANNING CODE the subject property is required to
maintain a rear yard of approximately 15 feet. The proposed deck and stairs
would extend to the rear property line, encroaching approximately 15 feet into
the required rear yard; therefore, the project requires a variance from the rear
yard requirement of the Planning Code.
PER SECTION 188 OF THE PLANNING CODE a non-complying structure cannot be
replaced once it is voluntarily removed or enlarged in a manner that would
increase the degree of noncompliance. The existing rear portion of the building
and existing rear stair to be replaced are legal non-complying because they
already extend to the rear property line, encroaching approximately 15 feet into
the required rear yard; therefore, the project requires a variance from Section
188 of the Planning Code.
ARCHITECTURAL PLANS:
The site plan and elevations of the proposed project are available
on the Planning Department’s website at:
http://sf-planning.org/ftp/files/notice/2011.0080V.pdf.
(TOM WANG)
7.
2010.1137V: 226 – 27TH STREET,
Lot 047 in
Assessor’s Block 6578 in a RH-2 (Residential, House, Two-Family) Zoning District
and a 40-X Height and Bulk District.
FRONT SETBACK AND REAR YARD VARIANCES
SOUGHT:
The proposal for the
existing three-story, ten-family dwelling would (1) demolish the existing front
entry stairway, (2) construct a new front entry stairway, (3) remove an existing
metal fire escape at the rear of the second and third floors, (4) construct a
new two-story rear stairway, and (5) renovate the front façade with the addition
of two false bays.
SECTION 132(a) OF
THE PLANNING CODE
requires a front
setback of 10 feet 3 inches, measured form the front property line, for the
subject lot. The proposed front entry stairway would encroach 8 feet 9 inches
into the required front setback to within 1 foot 6 inches of the front property
line. The proposed two false bays on the front façade would be at the front
property line, encroach entirely into the required front setback.
SECTION 134(c)(1)
of THE PLANNING CODE
requires a minimum rear yard depth of 47 feet 6 inches, measured from the rear
property line, for the subject lot. The existing building encroaches 23 feet 6
inches into the required rear yard. The proposed two-story rear stairway would
extend an additional 15 feet from the rear wall of the subject building to
within 9 feet of the rear property line.
SECTION 188 OF
THE PLANNING CODE
prohibits
enlargements or reconstruction of a non-complying structure. Since portions of
the subject building were legally constructed within the currently required
front setback and rear yard; it is considered a legal non-complying structure.
The proposed front entry stairway would result in the reconstruction of a
non-complying structure. The proposed two-story rear stairway and two false bays
on the front façade would result in the enlargements of a non-complying
structure.
ARCHITECTURAL PLANS:
The site plan and elevations of the proposed project are available
on the Planning Department’s website at:
http://sf-planning.org/ftp/files/notice/2010.1137V.pdf.
(DIEGO SANCHEZ)
8. 2008.0546V: 2324 – 19TH
STREET,
Lot 015 in Assessor's Block 4027 in an RH-2 (Residential, House, Two-Family)
Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT:
The proposal is to add two
stories to an existing two-story, single-family dwelling and expand the entire
building five feet to the west property line. The existing building extends to
the rear property line, providing no rear yard.
PER SECTION 134
OF THE PLANNING CODE
a rear yard equal to 45% of lot depth is required at grade level and each
succeeding story of the building. The project does not provide a rear yard at
any story where one of 12 feet 3 inches is required; therefore the project
requires a rear yard variance.
ARCHITECTURAL PLANS:
The site plan
and elevations of the proposed project are available on the Planning
Department’s website at:
http://sf-planning.org/ftp/files/notice/2008.0546V.pdf.
(TOM WANG)
9. 2011.0076V: 252 ORIZABA AVENUE,
Lot 053 in Assessor's Block 7106 in a RH-1 (Residential, House, One-Family)
Zoning District and a 40-X Height and Bulk District.
REAR YARD VARIANCE SOUGHT:
The proposed work for the
existing two-story, single-family dwelling is to construct a second floor rear
deck with a stairway leading to grade.
Section 134
(a)(1) of the Planning Code
requires a minimum rear yard depth of 15 feet, measured from the rear property
line, for the subject lot. The proposed second floor rear deck with a stairway
would encroach 11 feet into the required rear yard to within 4 feet of the rear
property line. The proposed second floor deck would be approximately 8 feet tall
above grade.
ARCHITECTURAL PLANS:
The site plan and elevations of the proposed project are available
on the Planning Department’s website at:
http://sf-planning.org/ftp/files/notice/2011.0076V.pdf.
C. PUBLIC
COMMENT:
At this time, members of the
public may address the Zoning Administrator on items of interest to the public
that are within the subject matter jurisdiction of the Zoning Administrator
except agenda items. With respect to agenda items, your opportunity to address
the Zoning Administrator will be afforded when the item is reached in the
meeting. Each member of the public may address the Zoning Administrator for up
to three minutes.
The Zoning
Administrator will not take action on any item not appearing on the posted
agenda, including those items raised at public comment. In response to public
comment, the Zoning Administrator may:
(1)
respond to statements made or questions posed by members of the public;
or
(2)
request staff to report back on a matter at a subsequent meeting; or
(3)
direct staff to place the item on a future agenda. (Government Code
Section 54954.2(a))
ADJOURNMENT
